16710 SW 29th Terrace Rd · Marion Oaks, FL 34473

$239,900

4 bd · 2.0 ba · 1,428 sqft · SingleFamily public records · 15 Days on market

Built 1994 0.26 ac lot Est $271k · 12% under

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.1/30.0
• ARV discount +12.7/15.0
• DSCR +4.6/10.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Get first dibs on this beauty! 4 bedroom 2 bath home that has been completely remodeled from top to bottom with a Brand New ROOF, WINDOWS, DOORS, New WATER HEATER, Brand New KITCHEN with new cupboards, GRANITE countertops with a gorgeous TILE BACKSPLASH and Brand New never used STAINLESS STEEL APPLIANCES. New Hard surface FLOORING and TRIM throughout entire home! Don't forget the new light fixtures throughout home as well. Interior and Exterior freshly painted. HVAC system was replaced in 2015. NO HOA is an added plus! When you walk in you will be greeted by a nice OPEN CONCEPT floor plan entering into the living room and extending into the LIGHT and BRIGHT kitchen and dining room with sliding doors. Home features a large master bedroom with walk-in closet and new barn door style door to master bathroom. Oversized interior laundry room / utility room. All bedrooms feature new light fixtures with fans and the closets in all rooms feature nice shelving systems!

Key facts

• Remodeled
• 2020 roof
• Front covered entry

Tags

• FRONT COVERED ENTRY
• REMODELED
• 2020 ROOF
• 2020 WINDOWS
• 2020 HOT WATER HEATER
• 2020 UPDATED KITCHEN CABINETS

Property features AI

Finance

• Other: Unfurnished; Number of rooms: 7; Living area approximately 1,430 (public records); Building area approximately 1,556 (public records); Unit is not part of a multi-unit complex; One septic system
• Financial info: No lease restrictions; Homestead exempt
• HOA & community: No HOA association indicated; Street lights in community

Exterior

• Parking: Directions provided to property
• Utilities: Public water; Septic tank sewer; Electricity connected; Water connected
• Home design: Single family residence; One story; Northeast facing; Residential zoning (R1)
• Construction: Block, concrete and stucco construction; Shingle roof; Slab foundation; Built on a lot approximately 0.26 acres (90 x 125)
• Exterior features: Covered front porch; Sliding doors; Paved lot

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Formal dining; Open floorplan; Solid surface counters; Split bedroom layout; Stone counters; Thermostat; Vaulted ceilings; Walk-in closets; Window treatments
• Laundry & utility: Inside laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $78 ($936/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (17.1% below list).
• Recommended offer: $199k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.8% in Marion Oaks — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Marion (rural): math 42% / reading 43% proficiency, ranked #61 of 73 in FL (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sunrise Elementary School (math 43% / reading 34%, grade F, #1,575 of 2,144 statewide, top 74%, 1,017 students, 73% FRL); Horizon Academy At Marion Oaks (math 37% / reading 36%, grade F, #405 of 571 statewide, top 72%, 1,067 students, 68% FRL); Dunnellon High School (math 30% / reading 32%, grade F, #429 of 667 statewide, top 65%, 1,350 students, 63% FRL).
• Market conditions: Rents soft (-0.7%/yr); 1376 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 7,071 units permitted in Marion County in 2024 (534 in 5+ unit buildings).
• This rent runs 33% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Marion County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $172k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,765 (17.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.83% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.39%
• DSCR: 1.06
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $271,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3026 SW 168th Loop	0.43mi	3/2.0 (-1)	1,368 (-4%)	1mo	$257,500	$188	68
16843 SW 25th Terrace Rd	0.30mi	3/2.0 (-1)	1,315 (-8%)	15mo	$260,000	$198	56
3791 SW 166th Place Rd	0.65mi	3/2.0 (-1)	1,368 (-4%)	3mo	$260,000	$190	55
3044 SW 168th Loop	0.36mi	3/2.0 (-1)	1,331 (-7%)	16mo	$226,000	$170	54
2479 SW 167th Loop	0.47mi	3/2.0 (-1)	1,464 (+2%)	19mo	$315,000	$215	53
3013 SW 168th Loop	0.37mi	3/2.0 (-1)	1,514 (+6%)	21mo	$272,899	$180	50
2730 SW 173rd Place Rd	0.70mi	3/2.0 (-1)	1,462 (+2%)	13mo	$243,400	$166	48
16013 SW 29th Ter	0.68mi	4/2.0	1,503 (+5%)	15mo	$289,000	$192	47
2526 SW 167th Loop	0.50mi	3/2.0 (-1)	1,545 (+8%)	14mo	$255,000	$165	47
3891 SW 166th Place Rd	0.74mi	3/2.0 (-1)	1,399 (-2%)	13mo	$265,810	$190	46
501 Marion Oaks Golf Rd	0.63mi	3/2.0 (-1)	1,324 (-7%)	9mo	$225,000	$170	46
17281 SW 36 Avenue Rd	0.49mi	3/2.0 (-1)	1,267 (-11%)	10mo	$265,000	$209	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.41×
• Total profit: $-39,801
• Equity at exit: $35,770

10-year hold

• IRR: -15.3%
• Equity multiple: 0.24×
• Total profit: $-51,063
• Equity at exit: $20,742

Cash invested: $67,172 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 34473

• Home prices YoY: -16.8%
• Rents YoY: -0.7%
• Active inventory: 1376
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,988 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$134 /mo · $1,610/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $78

Break-even live

Break-even rent $1,889

Max offer price $239,900

Occupancy floor 91%

Sensitivity live

Price	-10% $214	-5% $146	+0% $78	+5% $10	+10% $-58
Rent	-10% $-79	-5% $0	+0% $78	+5% $157	+10% $235
Rate	-1.0pp $199	-0.5pp $139	base $78	+0.5pp $16	+1.0pp $-47

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16690 SW 29th Terrace Rd Ocala, FL	4.0	2.0	1617	$1,725	$1.07	23d	1	0.04mi
16619 SW 31st Cir Ocala, FL	3.0	2.0	1536	$1,900	$1.24	15d	1	0.13mi
3087 SW 172nd Lane Rd Ocala, FL	4.0	2.0	1676	$2,150	$1.28	15d	1	0.27mi
16910 SW 27th Ave Ocala, FL	3.0	2.0	1128	$1,550	$1.37	23d	1	0.35mi
17029 SW 30th Avenue Rd Ocala, FL	3.0	2.0	1312	$1,745	$1.33	15d	1	0.41mi
2628 SW 165th Street Rd Ocala, FL	4.0	2.0	1796	$1,899	$1.06	15d	1	0.42mi
3022 SW 168th Loop Ocala, FL	3.0	2.0	1478	$1,800	$1.22	15d	1	0.43mi
2836 SW 161st Loop Ocala, FL	3.0	2.0	1357	$1,675	$1.23	15d	1	0.44mi
16292 SW 30th Ter Ocala, FL	3.0	2.0	1482	$1,650	$1.11	23d	1	0.44mi
2660 SW 162nd Street Rd Ocala, FL	4.0	2.0	1765	$1,999	$1.13	23d	1	0.51mi
3540 SW 163rd Place Rd Unit 2 Ocala, FL	3.0	2.0	1214	$1,600	$1.32	23d	1	0.52mi
2711 SW 162nd Ln Ocala, FL	4.0	2.0	1786	$2,150	$1.20	15d	1	0.54mi
2670 162nd Ln Unit 2670 Ocala, FL	4.0	2.0	1730	$2,000	$1.16	23d	1	0.58mi
16170 SW 33rd Avenue Rd Ocala, FL	3.0	2.0	1200	$1,550	$1.29	15d	1	0.63mi
16015 SW 29th Court Rd Unit 2 Ocala, FL	3.0	2.0	1321	$1,450	$1.10	23d	1	0.70mi
16100 SW 35th Court Rd Ocala, FL	4.0	2.0	1578	$1,750	$1.11	15d	1	0.72mi
357 Marion Oaks Blvd Unit 2 Ocala, FL	3.0	2.0	1201	$1,695	$1.41	15d	1	0.73mi
16846 SW 22nd Ct Ocala, FL	4.0	2.0	1580	$1,900	$1.20	15d	1	0.73mi
16090 SW 35th Court Rd Ocala, FL	4.0	2.0	1799	$1,950	$1.08	15d	1	0.74mi
16252 SW 27th Terrace Rd Ocala, FL	4.0	2.0	1850	$2,200	$1.19	15d	1	0.76mi
2220 SW 169th Pl Ocala, FL	3.0	2.0	1368	$1,650	$1.21	23d	1	0.81mi
16253 SW 19th Avenue Rd Ocala, FL	3.0	2.0	1006	$1,595	$1.59	15d	1	0.86mi
3580 SW 158th Pl Ocala, FL	3.0	2.0	1011	$1,600	$1.58	15d	1	0.90mi
393 Marion Oaks Golf Rd Ocala, FL	4.0	2.0	1787	$1,950	$1.09	15d	1	0.94mi
17399 SW 25th Cir Ocala, FL	3.0	2.0	1312	$1,800	$1.37	23d	1	0.96mi
15755 SW 33rd Avenue Rd Unit 1 Ocala, FL	3.0	2.0	1107	$1,300	$1.17	23d	1	0.97mi
15831 SW 34th Court Rd Ocala, FL	3.0	2.0	1402	$1,715	$1.22	15d	1	0.97mi
15885 SW 35th Court Rd Unit 1 Ocala, FL	3.0	2.0	1201	$1,550	$1.29	23d	1	1.00mi
2725 SW 158th St Ocala, FL	4.0	2.0	1580	$2,000	$1.27	15d	1	1.01mi
17490 SW 27th Cir Ocala, FL	3.0	2.0	1778	$2,100	$1.18	15d	1	1.02mi
16200 SW 21st Ct Ocala, FL	4.0	2.0	1578	$1,800	$1.14	23d	1	1.04mi
17000 SW 41st Ct Ocala, FL	4.0	2.0	1640	$2,000	$1.22	15d	1	1.06mi
2673 SW 156th Pl Ocala, FL	4.0	2.0	1850	$1,950	$1.05	15d	1	1.07mi
17191 SW 40th Ter Ocala, FL	4.0	2.0	1787	$1,950	$1.09	15d	1	1.08mi
2500 SW 156th Lane Rd Ocala, FL	4.0	2.0	1850	$2,200	$1.19	23d	1	1.09mi
485 Marion Oaks Ln Ocala, FL	3.0	2.0	1077	$1,525	$1.42	23d	1	1.12mi
16008 SW 23rd Court Rd Ocala, FL	3.0	2.0	1755	$2,400	$1.37	23d	1	1.15mi
16124 SW 23rd Court Rd Ocala, FL	3.0	2.0	1357	$1,715	$1.26	15d	1	1.17mi
2240 SW 156th Loop Ocala, FL	3.0	2.0	1570	$1,600	$1.02	23d	1	1.19mi
16390 SW 17th Terrace Rd Ocala, FL	4.0	2.0	1578	$1,825	$1.16	15d	1	1.21mi

Listing history 10 events

1. 2026-05-12
   status Pending
2. 2026-04-30
   status Active
3. 2026-04-27
   status Pending
4. 2026-04-26
   price $239,900
5. 2026-04-23
   listed $229,900 Active
6. 2020-12-21
   soldstatus $172,000
7. 2020-12-18
   soldstatus $172,000 977-char remark

   Show marketing remark (977 chars)

   Get first dibs on this beauty! 4 bedroom 2 bath home that has been completely remodeled from top to bottom with a Brand New ROOF, WINDOWS, DOORS, New WATER HEATER, Brand New KITCHEN with new cupboards, GRANITE countertops with a gorgeous TILE BACKSPLASH and Brand New never used STAINLESS STEEL APPLIANCES. New Hard surface FLOORING and TRIM throughout entire home! Don't forget the new light fixtures throughout home as well. Interior and Exterior freshly painted. HVAC system was replaced in 2015. NO HOA is an added plus! When you walk in you will be greeted by a nice OPEN CONCEPT floor plan entering into the living room and extending into the LIGHT and BRIGHT kitchen and dining room with sliding doors. Home features a large master bedroom with walk-in closet and new barn door style door to master bathroom. Oversized interior laundry room / utility room. All bedrooms feature new light fixtures with fans and the closets in all rooms feature nice shelving systems!

8. 2020-10-24
   listed $169,900 977-char remark

   Show marketing remark (977 chars)

   Get first dibs on this beauty! 4 bedroom 2 bath home that has been completely remodeled from top to bottom with a Brand New ROOF, WINDOWS, DOORS, New WATER HEATER, Brand New KITCHEN with new cupboards, GRANITE countertops with a gorgeous TILE BACKSPLASH and Brand New never used STAINLESS STEEL APPLIANCES. New Hard surface FLOORING and TRIM throughout entire home! Don't forget the new light fixtures throughout home as well. Interior and Exterior freshly painted. HVAC system was replaced in 2015. NO HOA is an added plus! When you walk in you will be greeted by a nice OPEN CONCEPT floor plan entering into the living room and extending into the LIGHT and BRIGHT kitchen and dining room with sliding doors. Home features a large master bedroom with walk-in closet and new barn door style door to master bathroom. Oversized interior laundry room / utility room. All bedrooms feature new light fixtures with fans and the closets in all rooms feature nice shelving systems!

9. 2019-07-19
   soldstatus $175,000
10. 1994-07-19
    soldstatus $65,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,610 · $134/mo
• Projected year-2 tax: $1,991 · $166/mo
• Expected delta: +$381/yr (+$32/mo · 23.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,852
• − Mortgage interest: −$13,438
• − Property taxes: −$1,610
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,908
• − Management: −$1,908
• − Depreciation: −$6,979
• Taxable loss: −$3,191
• Est. tax savings @ 24.0%: +$766
• After-tax cash flow: $1,702/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Marion
• NCES district ID: 1201260
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $40,015
• Composite: 35.61/100
• National rank: #4890
• State rank: #61 of 73 in FL

Livability — Marion Oaks

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Marion Oaks, FL
• County: Marion County · 315,796 people
• City population: 25,030
• Metro: Ocala, FL
• Population (ZIP): 26,813
• Household income: $72,366
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 228.0

Population outlook (Marion County) Hauer SSP2

• Today (2025): 365,905 people
• By 2030: 376,768 · +3.0%
• By 2040: 396,555 · +8.4%
• By 2050: 412,723 · +12.8%
• By 2075: 446,090 · +21.9%
• By 2100: 436,193 · +19.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 34% Black 33% Hispanic / Latino 29% Two or more races 19% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 17% Cuban 3%
• Common ancestry: Hispanic 3% Portuguese 2% Romanian 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 67% English-only · Spanish 27% French/Haitian/Cajun 4% Other Indo-European 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+31.6) · D 33.8% · R 65.5%
• 2008→2024 swing: -20.0pp toward R · 2008: -11.6pp · 2024: -31.6pp
• All cycles: 2024: R+31.6 2020: R+25.9 2016: R+26.2 2012: R+16.2 2008: R+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.25%
• Current HPI: 224.3536
• Rent YoY: ▼ -0.67%
• Metro: Ocala, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+269.1% since first listed

10 events — show timeline

• 2026-05-12 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-04-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-26 Price Changed $239,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-23 Listed $229,900 Stellar MLS as Distributed by MLS Grid
• 2020-12-21 Sold (Public Records) $172,000 Public Records
• 2020-12-18 Sold (MLS) $172,000 Stellar MLS as Distributed by MLS Grid
• 2020-10-24 Listed $169,900 Stellar MLS as Distributed by MLS Grid
• 2019-07-19 Sold (Public Records) $175,000 Public Records
• 1994-07-19 Sold (Public Records) $65,000 Public Records

Property tax history

+10.6%/yr

Latest (2025): $1,610 · +17.3% YoY. Source: county tax records.